Two-Unit Residential Income
For Sale
$599,000
13 Main St, Plaistow, NH 03865
A two-unit building with separate full baths and kitchens, basement storage, and off-street parking on a sizable lot.
Property Size1,294 SF
Lot Size0.83 Acres
Price / SF$462.91
Days on Market190
Property Features for 13 Main St
General Information
Standard status
Active
Size
1,294 SF
Total Parking Spaces
5
Lot size
0.83 Acres
Property subtype
Multi-Family
Zoning
C-2
Net Operating Income
$37,482
Additional Details
Business Included
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,271
Building Details
Building Size
1,294 SF
Year Built
1910
Stories
2
Tenancy
Multi
Listing Agency:
Castinetti Realty Group
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Mar 4
Changed: Sep 9
Last Checked: Sep 10 at 5:35AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Castinetti Realty Group
Investment Insights
Based on property information with market context.
This two-unit residential income property includes one one-bedroom unit and one two-bedroom unit, for a total of 1,294 square feet. Each unit has its own kitchen and full bath, supported by a full basement that can be used for storage. The property is served by oil heat and mini-split cooling, with septic sewer and well water in place.
The building sits on a 0.83-acre lot with ample off-street parking. The public remarks also note convenient proximity to shopping, dining, and major routes.
For buyers, this configuration can fit an owner-operator or investor looking for an in-place, two-tenant residential rental setup. The separate unit layouts, individual kitchens, and full baths provide straightforward day-to-day livability for residents, while the basement and off-street parking add practical utility for ongoing operations.
The building sits on a 0.83-acre lot with ample off-street parking. The public remarks also note convenient proximity to shopping, dining, and major routes.
For buyers, this configuration can fit an owner-operator or investor looking for an in-place, two-tenant residential rental setup. The separate unit layouts, individual kitchens, and full baths provide straightforward day-to-day livability for residents, while the basement and off-street parking add practical utility for ongoing operations.
Key Highlights
- 2‑unit multi‑family at 13 Main Street, Plaistow, NH, built in 1910
- 1 one‑bedroom and 1 two‑bedroom unit totaling 1,294 sq ft, each with its own full bath and kitchen
- Generates approximately $51,300 in gross annual rental income
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$21,799
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.64%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$435,980
$436.0K
Cap Rate 7%
$311,414
$311.4K
Cap Rate 9%
$242,211
$242.2K
Market Conditions
NOI Build-Up for 1,294 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$32.6K $25.20/SF
− Vacancy
−$1.5K −$1.13/SF
EGI
$31.1K $24.07/SF
− OpEx
−$9.3K −$7.22/SF
NOI
$21.8K $16.85/SF
Area
Rockingham County, NH
Vacancy
4.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$435,980
Cap Rate 7%
$311,414
Cap Rate 9%
$242,211
Alternative Uses
Best Use
Multifamily LT 5
$311.4K
$272.5K – $363.3K
NOI $21,799 @ 7.0% cap · market cap 3.64%
Second Best
Apartment 5plus
$280.5K
$245.5K – $327.3K
NOI $19,636 @ 7.0% cap · market cap 3.28%
Theoretical Best
Office A
$430.8K
$377.0K – $502.6K
NOI $30,157 @ 7.0% cap · market cap 5.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
398
Businesses Nearby
Explore this area
Business Placement
Demographics for 03865, NH
7,830
Population
3,180
Households
2.5
Avg Household Size
44
Median Age
36%
College-Educated
97%
High-School Grad
10.6 sq mi
ZIP Area
739
Density / Sq Mi
$109,040
Median Household Income
$58,452
Median Earnings
$1,595
Median Rent
$382,100
Median Home Value
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - A two-unit building with separate full baths and kitchens, basement storage, and off-street parking on a sizable lot.
Where is this duplex located?
The property is located at 13 Main St Plaistow, NH.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: 2‑unit multi‑family at 13 Main Street, Plaistow, NH, built in 1910; 1 one‑bedroom and 1 two‑bedroom unit totaling 1,294 sq ft, each with its own full bath and kitchen; Generates approximately $51,300 in gross annual rental income
